J - A20026 - 17

NON - PRECEDENTIAL DECISION - SEE SUPERIOR COURT I.O.P. 65.37 LITTLE LEAGUE BASEBALL, INC.

v. JAMES L. BECK AND MARGARET A. BECK Appellants : : : : : : : : : : IN THE SUPERIOR COURT OF

PENNSYLVANIA

No. 38 MDA 2017 Appeal from the Judgment Entered December 30, 2016 In the Court of Common Pleas of Lycoming County Civil Division at No(s): CV - 2014 - 003088 - CV BEFORE: GANTMAN, P.J., PANELLA, J., and FORD ELLIOTT, P.J.E. MEMORANDUM BY PANELLA, J. FILED FEBRUARY 13, 2018 In this matter, the trial court found Appellants, James and Margar e t Beck, had failed to establish their right to a prescriptive easement over land owned by Appellee, Little League Baseball, Inc. After careful review, we conclude the trial court’s opinion and verdict is well supported by evidence of record and that it correctly applied the applicable law. We therefore affirm on the basis of the trial court’s opinion. The Becks own two proper ties to the east of Little League’s stadium complex loc ated outside of Williamsport . They reside on one property, which is surrounded on three sides by lots owned by Little League. The other property is undeveloped, lies to the east of, and is separated by two lots from, the residential property.J - A20026 - 17

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The Becks purchased the residential property in 1971 . The deed to the residential property includes the reservation of an access easement over property owned by Little League. The easement travels from R oute 15, t hrough two lots owned by Little League and on to the residential property, and is known as Borderline Road. The validity of this express easement was not challenged in this matter. The Becks purchased the undeveloped lot in 1995. Th e undeveloped property has an access easement over properties that are not owned by Little League. In 2014, the Becks filed suit against Little League regarding the use of Borderline Road, as well as asserting that Little League had blocked access from the residential property to the undeveloped property. The Becks contended Little League’s erection of security checkpoints along Borderline Road for two weeks each summer during the Little League World Series constituted a breach of their easement rights. Furthermore, they alleged they had access rights over the Little League property that is located between the residential property and the undeveloped property. Ultimately, the Beck s discontinued this litigation without prejudice. Little League subsequently filed this action, seek ing a declaratory judgment that would determine : a) the legality of its use of security checkpoints during the Little League World Series, and b) the location and limits of the Beck s ’ easement over its properties. The Becks filed aJ - A20026 - 17

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counterclaim for a presc riptive easement of areas abutting Borderline Road, as well as access to the undeveloped property from the residential property. The trial court held a bench trial on the matter and entered a verdict in favor of Little League. Specifically, the court foun d Little League’s agent, David Houseknecht, was “fully credible,” and the Becks had failed to prove their entitlement to a prescriptive easement by clear and convincing evidence. The Becks subsequently filed this timely appeal. On appeal, the Becks raise three issues for our consideration. All three issues challenge the trial court’s conclusion they had no t established the existence of a prescriptive easement. We review non - jury verdicts on two grounds. First, whether the court’s findings are supported by competent evidence. See Stephan v. Waldron Elec. Heating and Cooling, LLC , 100 A.3d 660, 664 (Pa. Super. 2014). If they are, we must defer to the trial court’s judgment and may not substitute our own. See id . As such, the trial court is free to accept or reject the testimony of both expert and lay witnesses, and to believe all, part or none of the evidence. See Terwilliger v. Kitchen , 781 A.2d 1201, 1210 (Pa. Super. 2001). Next, if the findings have adequate su pport in the record, we review the court’s legal conclusions. We owe the trial court no deference on issues of law. See Stephan , 100 A.3d at 66 5 .J - A20026 - 17

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The trial court, in its November 9, 2016 opinion and verdict , has thoroughly reviewed the claims on appeal and disposed of all arguments on the merits. We have reviewed the parties’ briefs, the relevant law, the certified record, and the well - written opinion of the Honorable Richard A. Gray. T he trial court’s findings o f fact and conclusions of law comp rehensi vely dispose of Appellants’ issues on appeal, with appropriate references to the record and without legal error. 1 Therefore, we will affirm on those bases . See Trial Court Opinion, dated 11/9/16. Judgment affirmed. Judgment Entered.
Joseph D. Seletyn, Esq. Prothonotary Date: 2/13/2018

_________________ ____________________ _______ 1 By way of summary, the court found James Beck’s testimony fell short of establishing their use of the contested portions of Little League’s property was continuous and adverse for twenty - one years. In particular, the court found the Beck’s use of the areas at issue was not sufficiently outside the scope of the express easement . The Becks a rgue Little League did not present testimony on the express easement; however, the Becks admitted to the existence and terms of the express easement in their answer to Little League’s complaint and stipulated that the express easement was accurately depict ed on a survey map entered as an exhibit at trial. See N.T., N on - J ury T rial, 10/25/16, at 4.Circulated 01/23/2018 01:28 PM 

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### a n o n - j ury tri al h e l d o n O c t o b e r 2 5 an d 2 6 , 2 0 1 6 , an d a s i t e v i e w t o th e p r o p e rty o n O c t o b e r 2 5 , 2 0 1 6 , th e C o urt h avin g e nt e r e d v e rd i c t i n f

av o r o f P l ainti ff/ C o unt e r c l ai m D e f e n d ant, 

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### A . B ec k o n all c l aim s o n N o v e mb e r 

### 2 , 2 0 1 6 , th e C o urt p ro vi d e s th e fo ll o wi n g o p i ni o n an d m o r e s p e c i fi c v e rdi c t as fo ll o w s . F IN DIN G S O F F A CT 1 . P l ai nti ff L i ttl e L e a gu e B as e b al l I n c . ( " L i ttl e L e agu e " ) o wn s p ro p e rty es s e nti all y s urro un di n g D e f e n d ants ' r e s i d e nti al p ro p e rty at 1 8 2 B o rd e rl i n e Ro a d, i d e nti fi e d as T ax P ar c e l Numb e r 0 2 0 0 1 - 1 0 3 ( " 1 0 3 " ) o n e xhib i ts e nt e r e d int o e vi d e n c e an d m ark e d as P l ainti f f' s E xhib i t 2 an d 

### 6 . 2 . S p e c i fi ca ll y , L i tt l e L ea gu e o wns r e al p ro p e rty in S o uth W i lli am s p o rt an d Arms tro n g T o wn s hip in c lu d i n g th e fo ll o wi n g T ax P arc e l Numb e r s : 5 1 - 0 0 5 - 5 2 2 ; S l -0 0 5 - 5 2 6 ; 0 2 - 0 0 1 - 1 0 7 ; 0 2 - 0 0 1 - 1 0 6 ; 0 2 - 0 0 1 - 1 0 2 ; 0 2 - 0 0 1 - 1 0 9 . 3 . B o r d e rli n e Ro a d i s s i tuat e d o n l an d o wn e d b y L i tt l e Le a gu e .• . 

### . 

# . . . 4 . D e f en dants M r . an d Mr s . B e c k ( c o ll e c ti v e l y " B e c ks " ) h av e a ri ght o f w ay o v e r B o rd e rl in e Ro a d , b y e xp r e s s gr ant , whi c h i s d e l in e at e d o n d o c um e nts e nt e r e d int o e vi d e n c e an d m ark e d as P l ainti ff' s E xh ib i t 2 an d 6 . S . P l ainti ff h as p l a c e d s e c uri ty m e as ur e s o v e r B o rd e rlin e Ro a d d uri n g th e L i ttl e L e a gu e W o rl d S e ri e s fo r a

p p ro x im at e l y tw o w ee ks p e r y e ar . 6 . S e c uri ty m e as ur e s d

uri n g th e L i tt l e L e a gu e W o rl d S e ri e s h av e in c lu d e d i ss uin g p as s e s t o th e B e c ks , th e ir gu e s t s , an d o th e r p e rm i tt e d us e rs o fB o rd e rl in e Ro a d , an d p l a c i n g s e c uri ty c h e c k p o ints o n B o rd e rli n e Ro a d wh e r e s e c uri ty p e r s o nn e l c h e c k th e i d e nti fi cati o n an d/ o r p as s e s o f al l v e hi c l e s att e mp t ed t o trav e l B o rd e rl in e Ro a d . 7 . Th e C o urt fi n d s D avi d B . H o us e kn e c ht fully c re dib l e . 8 . Th e s e c uri ty m e as ur e s i mp l e m e nt e d s o f ar h av e all o w e d th e B e c ks t o u s e B o rd e rl in e Ro ad t o a c c e s s th e i r p ro p e rty b y p l a c in g p ass e s in th e ir v e hi c l e an d b e in g s ub j e c t t o se c uri ty c h e c ks . 9 . N o t e stim o ny w as p r e s e nt e d b y th e B e c ks th at L i ttl e L e a gu e i nt e rf er e d wi th o r e v e n in c o nv e ni e n c e d th e m in th e ir us e o f B o rd e rl in e Ro a d . 1 0 . L i tt l e L e a gu e ' s s e c uri ty m e as ur e s d o n o t unr e as o nab ly infrin g e u p o n th e B e c ks ' us e o f

th e ir e as e m e nt. 1 1 . Th e B e c k s h av e p ark e d v e hi c l e s o n th e w e s t e rn b o un dary a p p e arin g o n th e n o rthw e st p o rti o n o fB o rd e rli n e Ro a d ( " p arki n g ar e a " ) o v e r th e y e ar s . 1 2 . Th e p arki n g ar e a f

al l s wi th in th e ri ght o fw ay gr ant e d b y e xp re s s gr ant , whi c h i s d e lin e at e d o n d o c wn e nt s e nt e r e d int o e v i d e n c e an d m ark e d as P l aint i ff' s E xh ib i t 2 an d 6 . 1 3 . S in c e ab o ut 1 9 71 , th e B e c ks sp o r a d i c al l y an d n o n - e x c lus i v e ly a c c e s s e d p ro p e rty s urr o un d in g th e r e s i d e nti al p ar ce l 1 0 3 , t o th e w e s t b e y o n d th e m a p l e tre e s , t o th e n o rth an d t o th e s o uth .

2' · I , • 1 ,
1 4 . Th e B ec k s u s e o f th e ar e as s urro un di n g th e i r p ar c e l s w as n o t p ro v e n t o b e a dv e rs e , o p e n, c o nt inu o u s , n o t o ri o u s an d unint e rru p t e d f o r tw e nty - o n e y e ar s . 1 5 . I n 1 9 9 5 , th e B e c ks o b tai n e d o wn e rs hip o fl an d i d e nti fi e d as t ax p ar c e l numb e r 0 2 - 0 0 1 - 1 1 3 ( " 1 1 3 " ) o n e xh ib i t s e nt e r e d int o e v i d e n c e an d m ark e d as P l a i nti ff' s E xhib i t 6 . 1 6 . T h e B ec k s h av e u se d th e ar e a p r e vi o us ly c o v e r ed b y s t o n e an d grav e l ro a dw ay o n th e s o uth b o r d e r o f th e i r p ro p e rty t o a c c e s s th e ir p arc e l 1 1 3 whi c h w as p ur c h as e d in 1 9 9 5 . 1 7 . Th e B e c ks a c c e s s in g 1 1 3 fro m 1 0 3 thro u gh L i ttl e Le a gu e p ro p e rty w as nQ! p ro v e n t o b e a dv e r s e , o p e n, c o nti nu o u s , n o t o ri o us an d unint e rru p t e d fo r tw e nty - o n e y e ars . C O N C L U S I O N S O F L AW 1. O n e wh o c l ai m s ti t l e b y adv e r s e p o s s e s s i o n mu s t p ro v e a c tual , c o ntinu o us , e x c lus i v e , vi s ib l e , n o t o ri o us , di s tin c t an d h o s ti l e p o s s e s s i o n o f th e l an d fo r tw e nty -o n e y e ar s . J o hn s o n v . T e l e M edi a C o . , 2 0 1 4 P A S u

pe r 8 3 , 9 0 A. 3 d 7 3 6 ( P a . S u

p e r . 2 0 1 4 ) , 

### c iting

, B ay l o r v . S o s ka. 5 4 0 P a . 4 3 5 , 6 5 8 A . 2 d 7 4 3 , 7 44 (P a . 1 9 9 5 ) , cl/In g C o nn e aut L ak e P ark , In c . v . Kl in g e ns mi th. 3 6 2 P a 5 9 2 , 6 6 A. 2 d 8 2 8 ( P a . 1 9 4 9 ) . 

### S e e, a l s o , B o y d v . T eep l e , 4 6 0 P a . 9 1 , 3 3 1 A . 2 d 4 3 3 (P a . 1 9 7 5 ) , c iting

, S e e, B o dm an v . Bo dm an , 4 5 6 P a . 4 1 2 , 3 2 1 A . 2 d 9 1 0 ( 1 9 7 4 ) . 2 . A dv e r s e p o s s e s s i o n mu s t b e d e m o ns tr at e d b y c l e ar an d c o nv in c in g e v i d e n c e . S t e v e n s o n v , W ill i am s , 1 8 8 P a . S u

p e r . 4 9 , 1 4 5 A . 2 d 7 3 4 (P a . S u p e r . 1 9 S 8 ) (T o e s tab li s h " a ri ght o r e as e m e nt b y p r e s c rip ti o n , th e e v i d e n c e an d p ro o f th e r e o fmust b e c l e ar an d p o s i ti v e . " ) 3 . " A s p o ra di c u s e o fl an d , b y o n e wi th o ut ti tl e t o i t , wi ll n o t o p e r at e t o gi v e h i m a ti tl e , n o m att e r h o w o ft e n r ep e at e d [ . ]" P ark s v . P e nns y lv ani a 

### R . C o . , 3 0 1 P a . 4 7 5 , 4 8 1 ; 1 5 2 A . 6 8 2 , 6 8 4 ( P a . l 9 3 0 ) ( c i t ati o n o m i tt e d) . O c cas i o n a l m o w in g o f a l awn h as b e e n c o n s i d e r e d e nt ir e ly in s uffi c i e nt t o e s tab li s h ti tl e b y a dv e r s e p o s s e s s i o n . J o hn s o n v . T e l e - M e d i a C o . , 9 0 A . 3 d 7 3 6 , 7 4 1 (P a . S u

p e r . 2 0 1 4 ) .

3

## .. 

# . .
4 . Th e B ec k s u s e o fth e ar e as s urro un din g th e ir p ar c e l s w as n21 p ro v e n t o b e a dv e r s e , o p e n ,

c o nti nu o us , n o t o ri o us an d uni nt e rru p t ed fo r tw e nty - o n e y e ars an d th e r e fo re th e y di d n o t o b tai n ti tl e t o i t b y a dv e r s e p o ss e ss i o n . 

### 5
. S p e c i fi c al ly , th e B ec ks u s e o f l an d o n th e w est e rn b o un d ary o f th e ir p ro p e rty w as nQ! p ro v e n t o b e a dv e r s e , o p e n , c o nti nu o us , n o t o ri o us an d unint e rru p t ed fo r tw e nty - o n e y e ars . 6 . Th e B e c ks u s e o fl an d o n th e s o uth e rn b o un dary o f th e ir p ro p e rty w as n o t p ro v e n t o b e a dv e r s e , o p e n , c o nt inu o u s , n o t o ri o us an d unint e rru p t e d fo r tw e nty - o n e 

### y ears . 7 . Th e B e c k s ' ri ght o fw ay o v e r B o rd e rl in e Ro a d, b y e xp re s s gr ant, al l o w s th e m t o us e B o rd e rli n e Ro a d wi th o ut unre as o nab l e int e rf er e n c e wi th th e use o f

B o rd e rl in e Ro ad. P alm e r v . S o l o e , 6 0 1 A. 2 d 1 2 5 0 , 1 2 5 3 (P a. S u p e r . 1 9 9 2 ) ( L an d o wn e r m ay n o t unr e as o nab l y int e rf er e wi th th e u s e o fth e e as e m e nt. ) 8 . Th e o wn e r o f

th e d o m i n ant an d s e rvi e nt e s t at e s mu st n o t unre aso n ab ly int e rf er e wi th u s e o f an eas e m e nt. T ay l o r v . H e ffn e r , 3 5 9 P a. 1 5 7 , 1 6 3 ; 5 8 A. 2 d 4 5 0 , 4 5 3 (P a. 1 9 4 8 ) 9 . L i tt l e L e a gu e ' s s e c uri ty m e a s ur e s o v e r B o rd e rli n e Ro ad d uri n g th e L i ttl e Le a gu e W o rl d S e ri e s fo r a p p ro x i m at e ly tw o w ee ks p e r y e ar , whi c h in c lu d e s i ss uin g p ass e s an d sub j ec ti n g th e B e c ks t o s e c uri ty c h e c ks , d o n o t unr eas o n ab ly inte rf er e wi th th e B e c ks us e o f

th e ri ght o f w ay . 1 0 . " A p r e s c rip ti v e e as e m e nt i s c r e at e d b y (1 ) a dv e rs e , ( 2 ) o p e n, ( 3 ) n o t o ri o us , ( 4 ) c o ntinu o us an d uni nt e rru

p t e d u s e fo r a p e ri o d o f

tw e nty - o n e ( 2 1 ) y ear s . " W al l e y v , Ira c a, 3 6 0 P a . S u pe r . 4 3 6 , 4 4 1 - 44 2 (P a . S u

p e r . 1 9 8 7 ) , 

### c i ting

, D unl a p v . L arki n, 3 4 2 P a . S u

p e r . 5 9 4 , 6 0 5 , 4 9 3 A. 2 d 7 5 0 , 7 5 6 (1 9 8 5 ) ; K e e fe r v . J o n e s . 4 6 7 P a . 5 44 , 5 4 7 , 3 5 9 A . 2 d 7 3 5 , 7 3 6 - 7 3 7 ( 1 9 7 6 ) .

4

## . . t • , '
1 1 . [ T] h e p arty as s e rt in g th e eas e m e nt must d e m o ns trat e th e ab o v e e l e m e nts b y p ro o fthat i s c l ear an d p o s i ti v e . W al l e y, 

### rn 3 6 0 P a. S u p e r at 4 4 2 , c iting

, A d s h e ad v . S prun g , 2 4 8 P a . S u p e r . 2 5 3 , 2 5 6 , 3 7 5 A . 2 d 8 3 , 8 4 ( 1 9 7 7) . 1 2 . An e ase m e nt d o e s n o t co nf er 

### any ti t l e t o p hy s i c al p ro p e rty . S mi th v . F u l kr o a d . 3 0 5 P a. S u p e r . 4 5 9 , 46 3 -4 6 4 , 4 5 1 A . 2 d 7 3 8 , 7 4 0 - 7 4 1 (P a . S u p e r . 1 9 8 2 ) . c iting

, C ain v . As p inw al l . 2 8 9 P a . 5 3 5 , 1 3 7 A . 6 1 0 ( 1 9 2 7 ) . 1 3 . " A fun d am e nt al p ri n c ip l e i s that an e as e m e nt fo r th e b e n e fi t o f a p arti c ul ar p i e ce o f gr o un d cann o t be e nl arg e d an d e xt e n d e d . • . . Th e p urp o s e o fthi s rul e i s t o p r e v e nt 

### an in cre as e o fth e b ur d e n u p o n th e s e rv i e nt e s tat e , an d i t ap p li e s wh e th e r th e e as e m e nt i s c r eat e d b y grant , r e se rv ati o n, p r e s c rip ti o n , o r imp li c ati o n . " 

### F ulkro ad , filJ.Pm, 4 5 1 A . 2 d at 7 4 1 , c i ting , P e rc y 

### A . B r o wn C o . v . Raub , 3 5 7 P a. 2 71 , 2 9 3 , 5 4 A . 2 d 3 5 ( 1 9 4 7 ) . 1 4 . B y u se o fB o rd e rli n e Ro a d , th e B e c ks di d n o t an d co ul d n o t g ain ti tl e t o i t b ecaus e th e y ha d an e xp r e ss grant o f

ri ght o fway o v e r i t. 1 5 . Th e B ec ks us e o fth e p arkin g ar e a o v e r B o r d e rl in e Ro ad di d n o t e xp an d th e e xp re ss grant o f a ri ght o f w ay alr e a dy e xi s tin g o n B o r d e rl in e Ro a d . 1 6 . B y p arkin g in th e p arkin g ar ea o n B o r d e rli n e Ro ad , th e B e c ks di d n o t an d c o ul d n o t e nl arg e th e i r e as e m e nt o v e r B o rd e rl in e Ro a d o r o b tain ti tl e t o s u c h gro un d . 

### S e e, e . g. , F u ] kro ad . s u

p ra. 1 7 . Th e B e c k s u s e o f th e p athw ay o n th e n o rth e r b o rd e r o f th e p ro p e rty w as n o t p ro v e n t o b e a dv e rs e , o p e n , c o nt i nu o u s , n o t o ri o us an d unint e rru p t e d fo r tw e nty - o n e y e ars . 1 8 . M o r e o v e r , th e B e c k s th e p athw ay o n th e n o rth e rn b o rd e r o f th e p ro p e rty w as l o c at ed o n an e xp r e ss gr ant o f a ri ght o fw ay as t o po w e r l in e s ; th e B e c ks us e o utsi d e o f th e c o n di ti o n s e xp r e s s ly gr ant e d n e i th e r e xpan d ed o r e nl arg e d th e e as e m e nt t o in c lu d e s u c h us e . S e e, 

### e . g . , F ulk.r o a d , s u

p ra .

5

## . . , , 

## .
1 9 . Th e B e c ks u se o f th e grav e l ro a dw ay t o th e s o uth o f th e i r p ro pe rty t o ac c es s 1 1 3 w as n o t p ro v e n t o b e a dv e rs e , o p e n , c o nt inu o us , n o t o ri o us an d uni nt e rru p t e d fo r tw e nty - o n e y e ars . 2 0 . M o r e o v e r , th e B e c k s u s e o f th e grav e l ro a dw ay , whi c h i s s i tuat ed o n an e xp re ss grant o f 

### an e as e m e nt th e B e c ks e n

j o y o v e r B o rd e rl in e Ro a d t o a c c e ss th e ir r e s i d e n c e , di d n o t an d c o ul d n o t e xp an d that ri ght o f

w ay o v e r L i ttl e L e a gu e s ' p ro p e rty t o 1 1 3 . D I S C U SS I O N At i ss u e in thi s c as e i s ( 1 ) wh e th e r L i ttl e Le a gu e m a y c o ntinu e t o s e c ur e B o rd e rlin e Ro a d wh e re th e B e c ks h av e a ri ght o fw ay o v e r B o rd e rl in e Ro ad t o acc e s s th e ir p ro p e rty an d ( 2 ) wh e th e r th e B e c k s h av e g ai n ed 

### ri ghts t o p ro p e rty ti tl ed t o Li ttl e Le agu e b y m eans 

### o fa dv e rs e p o s s e s s i o n o r p r e s c rip ti v e e as e m e nt . As t o th e fi r st i ssu e , th e C o urt c o n c lu d ed th at th e L i ttl e L ea gu e m ay c o ntinu e t o sec ur e B o rd e rl in e Ro a d in a r eas o n a b l e m ann e r an d that th e m e th ods e mp l o y e d b y L i ttl e L ea gu e t o d at e h av e n o t unr e as o n ab ly int e rf er ed wi th th e B ec k s ' us e o fB o rd e rl in e Ro a d an d th e re fo r e m ay c o ntinu e . Th e o wn e r o f th e d o min ant an d s e rvi e nt e s tat e s must n o t unr e as o na b ly int e rf er e w i th us e o f an e as e m e nt. T ay l o r v . H e ffn e r . 

### 3 5 9 P a. 1 5 7 , 1 6 3 ; 

### 5 8 A . 2 d 4 5 0 , 4 5 3 (P a. 1 9 4 8 ) . E v e n a s wi n gin g g at e , whi c h re quir e s o n e t o e xi t th e v e hi c l e t o o p e rat e an d th e n r e - e x i t th e v e hi c l e t o c l o s e , i s n o t 

### a l e g al o b stru c ti o n o f 

### an e as e m e nt. 

### S e e, H ai g C o m . 

### v . Th o m as S . Gas s n e r C o . , 1 6 3 P a. S u p e r . 6 1 1 , 6 3 A . 2 d 4 3 3 (P a . 1 9 4 9 ) . In th e in s tant c as e , th e B e c k s e n j o y an e as e m e nt o v e r B o rd e rl i n e Ro a d whi c h s i ts o n L i ttl e L e a gu e ' s p ro p e rty . Th e r e fo re , L i ttl e L ea gu e m ay n o t unr eas o nab ly int e rf er e wi th th e B e c k s ' us e o fth e e as e m e nt. B y s e c urin g B o rd e rli n e Ro a d wi th s e c uri ty c h ec k p o ints fo r ab o ut tw o w e e ks o ut o f

th e y e ar , Li tt l e L e a gu e d o es n o t unr eas o nab ly int e rf er e wi th th e B e c ks ' us e o f B o rd e rli n e Ro a d . S u c h c h e c kp o ints ar e f ar l e ss intrus i v e th an o th e r p e rm i s s ib l e b urd e ns o n a

6

# . .. ri ght o fw ay , s u c h as re qu i ri n g o n e t o e x i t an d r e - e x i t a v e hi c l e t o o p e r at e a g at e . H ai g C o r,p . ,

s u p r a . A s t o th e s e c o n d i s s u e , th e B e c k s h av e n o t p r o v e n b y c l e ar an d c o nvin c in g e vi d e n ce a c tu al , c o ntinu o u s , e x c lu s i v e , v i s ib l e , n o to ri o us , di s ti n c t an d h o s til e p o s s e s s i o n o f th e l an d fo r tw e nty - o n e y e ar s as re qu ire d fo r ti tl e b y a dv e r s e p o s s e s s i o n o f p res c rip ti v e eas e m e nt J o hns o n v . T e l e - M e d i a C o . , 2 0 1 4 P A S u p e r 8 3 , 9 0 A. 3 d 7 3 6 (P a . S u

p e r . 2 0 1 4 ) , 

### c iting

, B ay l o r v . S o s k a, 5 4 0 P a . 4 3 5 , 6 5 8 A . 2 d 7 4 3 , 7 4 4 (P a . 1 9 9 5 ) , 

### c i ting C o nn e aut L ak e P ark , I n c . v . Kl in g e ns mi th. 3 6 2 P a. 5 9 2 , 6 6 A . 2 d 8 2 8 (P a . 1 9 4 9 ) . 

### S e e, a l s o , B o yd v . T e ep l e , 4 6 0 P a. 9 1 , 3 3 1 A . 2 d 4 3 3 (P a . 1 9 7 5 ) , 

### c i ting , S e e, B o dm an v . B o dm an . 4 5 6 P a . 4 1 2 , 3 2 1 A . 2 d 9 1 0 ( 1 9 7 4 ) . Th e B e c ks t esti fi e d t o s p o r a di c an d t e mp o r ary us e s o fth e l an d , in c lu di n g s o m e m o win g an d p l anti n g , whi c h h as g e n e ral l y b e e n c o ns i d e r e d ins uffi c i e nt t o c o nf er s u c h ti tl e in c o ntrast t o m aintainin g a l awn in c o nn e c ti o n wi th a r e s i d e n c e , imp ro v e m e nts t o l an d , e n c l o s in g l an d o r o th e r c o n d u c t that p l a c e s a r eas o n ab l e p e r s o n o n n o ti c e th at th e l an d i s b e i n g c l ai m e d b y an o th e r as o n e ' s o wn . 

### S e e, e . g . , M o o r e v . Dur an , 4 5 5 P a. S u p e r . 1 2 4 , 1 3 7 (P a . S u

p e r . 1 9 9 6 ) ( c i tati o n o mi tt e d) ; J o hns o n v . T e l e M e di a C o . , 9 0 A .3 d 7 3 6 , 7 4 1 ( P a . S u p e r . 2 0 1 4 ) ; P arks v . P e nns yl v ani a R. C o . , 3 0 1 P a . 4 7 5 , 1 5 2 A. 6 8 2 . 6 8 4 (P a . 1 9 3 4 ) ; Y o un g }: , H e rdi c , 5 5 P a . 1 7 2 . M c Arthur v . Ki t c h e n, 7 7 P a . 6 2 . P i s tn e r . B r o s . , In c . v . A gh e li , 3 5 9 P a . S u p e r . 1 7 7 , 5 1 8 A . 2 d 8 3 8 (P a . S u p e r . 1 9 8 6 ) M o re o v e r , th e p r e s c rip ti v e eas e m e nts s o u ght b y th e B e c ks ( t o th e N o rth, t o th e S o uth . an d th e p arki n g s p a c e s ) c ann o t 

### b e p e rmi tt e d b e cau s e th e y imp e nni s s ib ly 

### att e mp t t o e xp an d e xi sti n g e as e m e nts th e B e c k s e n j o y b y e xp r e s s gr ant. S m i thy . F ulkr o a d , 3 0 5 P a . S u p e r . 4 5 9 . 4 6 3 - 4 64 , 4 5 1 A . 2 d 7 3 8 , 7 4 0 � 7 4 1 (P a . S u p e r . 1 9 8 2 ) . A cc o rdi n g ly , th e C o urt e nt e r s th e fo ll o wi n g O rd e r an d V e rd ic t.

7I , O RD E R AND VE RD I C T A ND N O W thi s � d ay o f

N o v e mb e r 2 0 1 6 , fo ll o wi n g a n o n - j ury tri al in thi s m att e r , i t i s O RD E RE D an d D IRE C T E D th at v e rdi c t e nt ere d in fav o r o f P l ainti ff/ C o unt e r c l aim D e f

en d ant, Li ttl e Le a gu e B as e b al l , I n c . , an d a g ain s t D e f en d ants/ C o unt erc l aim P l ainti ff s , J am e s L B ec k an d M arg ar e t A . B e c k i s r e affirm ed . I t i s furth e r O RD E RE D an d D IRE C TE D as fo ll o w s . 1 . A s s tip ul at ed b y th e p arti e s , th e r e s p e c ti v e b o un d ari e s o fth e p ro p e rti e s an d th e B e c k r e s i d e nti al e as e m e nt p ro v i din g i n gr e s s an d e gr e ss t o th e B e c k Res i d e nti al P ro p e rty i s a c c ur at e ly d e li n e at e d in th e B o un d ary S urv e y e nt e r e d int o e vi d e n c e an d mark ed as P l aintiff' s E xhib it 2 . 2 . Th e B ec k r e s i d e nti al e a s e m e nt 

### as d e l in e ate d in th e B o un d ary S urv e y e nt e re d int o e v i d e n c e an d m ark e d 

### as P l ainti ff' s E xhib i t 

### 2 , t e rm in at e s at th e pr o p e rty lin e an d 

### do es n o t c ro s s L i ttl e L e a gu e P arc e l 0 2 - 0 0 1 · 1 0 2 . 3 . B ec au se th e B e c k r e s i d e nti al eas e m e nt t e rminat e s at th e p ro p erty l in e , 

### as d e lin eat ed in th e B o un d ary S urv e y e nt e r e d int o e vi d e n c e an d m ark e d 

### as P l ainti ff s E xhib i t 2 , L i tt l e Le a gu e m ay l o c k th e g at e at th e b o un d ary o fth at p ro pe rty at any tim e fo r any r e as o n. 4 . A s B o rd e rli n e Ro ad i s s i tu at e d o n L i ttl e Le a gu e ' s l an d, L i ttl e Le a gu e m ay p l a c e s e c uri ty p e rs o nn e l an d s e c uri ty m e as ur e s at any l o c ati o n o n Li ttl e Le a gu e p ro p e rty , in c lu di n g , b ut n o t li mi t e d t o , th e e ntran c e t o , al o n g an d u p o n B o rd e rl in e Ro a d p ro v i d e d th e m e asur e d o n o t unr e as o nab ly b urd e n ed th e B e c ks ' us e o f th e ir ri ght o fw ay o n B o rd e rl in e Ro a d 5 . Li ttl e L ea gu e m ay uti li z e se c uri ty m e th o d s o v e r B o r d e rl in e Ro a d in th e mann e r th at th e y h av e imp l e m e nt e d th e m t o dat e ; s u c h m eth od s h av e n o t unreas o n ab ly b urd e n e d th e B ec ks ' u s e o fth e i r ri ght o f

w ay o n B o rd e rli n e Ro a d .

8. . • . ' . , 

### . 

# . • ' 

# . 6 . Th e B e c ks ' c l ai m s fo r ti tl e t o l an d o r e as e m e nt s b y p r e s c rip ti o n an d adv e rs e p o s s e s s i o n t o

l an d t o th e W e s t o f

th e P arc e l , t o th e S o uth o f

th e p arc e l an d t o th e N o rth o f th e P ar c e l ar e d e ni e d fo r in s u ffi c i e nt p ro o f . 7 . All p e r s o nal i ty o fth e B e c ks whi c h c urr e ntly s i ts o n Li tt l e L e a gu e p ro p e rty , in c lu d in g b ut n o t li mi t e d t o th e li s t o fi t e m s i n L i ttl e L e a gu e ' s c o mp l aint must b e re m o v e d wi thin t e n ( 1 0 ) d ay s . 8 . Th e B e c k s ' co unt e r c l ai m s ( c o unt s 1 an d 2 ) fo r a dv e r s e p o s s e s s i o n an d p r e s c rip ti v e e as e m e nt are di s m i s s e d wi th p r e

j u di c e . 9 . Th e B e c ks ' c o unt e r c l aim s ( c o unts 3 an d 4 ) ar e wi th dr awn wi th p r e j u di c e b y s tip ul ati o n, P l ainti ff' s e xhib i t 

### 1 .

N o v e mb e r 

### 9 , 2 0 1 6 D at e

c c : 

### � m as C . M ar s h al l , E s q . Xo b e rt A . H o ff

a, E s q .

9